rather than telling them to replace the filter, thus fixing the problem, send an HVAC vendor instead.

If there is a surplus, we give the tenant the choice of applying the balance towards the next month's rent or leaving it in the fund (make sense when we are carrying the heating fuel and winter is approaching) - we *only* refund the surplus to the tenant at the end of the lease {after deducting any final utility costs}.There is no problem with carrying a utility in your (or your company) name if you have the tenant pay in advance and treat it as a strait bill through.The bigger issue you may have with this instance is the vendor was using a single residential account to provide service to multiple units.

Columns are labeled asDateIncome/Expense (Drop down with both choices)Type of Income (Drop down with: Rent, Fees, etc.)Type of Expense (Drop down with: Maintenance, Improvements, tax, insurance, etc.)Vendor UsedAmount of IncomeAmount for ExpenseEach tab was listed by the property name, and the last tab has totalsI built the formula for each tab so that it would calculate each column that needed to be calculated and provided me with a running total.

None of the LLC owners/investors can do any of the reno work on the property - it must all be handled by outside vendors.

My point is that, either way, they should be up front.Most have vendors they work with.

I just started testing it out (learned about it via BP), so don't have an in-depth review, but I like several things:integrated views of properties, key lease info and high level statuscan save and integrate vendors, make and track repair requests, email them, etc. standard form letters built in; also code for craigslisteasy to get started and is streamlined overallprice is free or minimal ($9 per month) depending on users/unitsI used to track some of this in Excel, but it doesn't work well with iPad.I tried Quickbooks online, but it seemed like overkill.

One thing I do is urge all my vendors to e bill me vs. mail, which helps cut down.

I've inquired with vendors and there are major discrepencies both on price quotes and that any work was even actually done by them on my property.Here are my questions:Is a property management company required to charge the property owner only what a hired vendor charged for the work completed, or can the PM create their own invoice for what was hired out?

All of the businesses on main have to move out and let vendors come in etc.

Can you look through Angie's List or similar vendor review website and select a Plumber, HVAC, Electrician and Handyman's phone number?